Blk 442A Bt Batok West Ave 8
Project page · 99-year lease from 2019
Based on 6 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 442A | 04 TO 06 | 112 sqm | S$770,000 | S$6,875 psm | ×1.000 | S$6,875 psm |
| Jun 2026 | Blk 442A | 01 TO 03 | 112 sqm | S$729,888 | S$6,517 psm | ×1.000 | S$6,517 psm |
| Jun 2026 | Blk 442A | 10 TO 12 | 112 sqm | S$832,888 | S$7,437 psm | ×1.000 | S$7,437 psm |
| Mar 2026 | Blk 442A | 04 TO 06 | 112 sqm | S$780,000 | S$6,964 psm | ×0.997 | S$6,944 psm |
| Feb 2026 | Blk 442A | 10 TO 12 | 112 sqm | S$830,000 | S$7,411 psm | ×0.997 | S$7,389 psm |
| Feb 2026 | Blk 442A | 10 TO 12 | 112 sqm | S$828,000 | S$7,393 psm | ×0.997 | S$7,371 psm |
How accurate is this estimate for Bt Batok West Ave 8?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 291 sales in Bt Batok West Ave 8 since.
- Median error
- 2.1%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.46% gross yield
S$43,800 of rent a year against the estimate above · 0.31 points below flats like it
Homes like this rent for about S$3,650 a month, the middle of 21 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 171 | 5 ROOM | S$4,000 |
| Aug 2026 | 461C | 5 ROOM | S$3,300 |
| Jul 2026 | 443C | 5 ROOM | S$3,950 |
| Jun 2026 | 440C | 5 ROOM | S$4,150 |
| Jun 2026 | 440D | 5 ROOM | S$3,900 |
| Jun 2026 | 461D | 5 ROOM | S$3,800 |
| Jun 2026 | 170 | 5 ROOM | S$3,500 |
| May 2026 | 464A | 5 ROOM | S$4,000 |
median of 21 HDB rental approvals for 5 ROOM on Bt Batok West Ave 8 since 2025-10.
Buying or selling at S$801,629?
Buying: Stamp duty on S$801,629 · Cash and CPF needed on S$801,629 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$801,629.
Each opens with this figure filled in; change anything there.
Primary schools near 442a Bt Batok West Ave 8
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Pioneer Primary School · 578 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 789 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 988 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Dazhong Primary School · 1,041 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Anthony's Primary School · 1,396 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yuhua Primary School · 1,480 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,665 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,854 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,976 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 442A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Jul 2026 | Blk 442A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$770,000 | S$6,875 psm |
| Jun 2026 | Blk 442A · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$832,888 | S$7,437 psm |
| Jun 2026 | Blk 442A · 5 ROOM · 01 TO 03 · Improved · 92 years left | 112 sqm | S$729,888 | S$6,517 psm |
| Apr 2026 | Blk 442A · 4 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 92 sqm | S$560,000 | S$6,087 psm |
| Mar 2026 | Blk 442A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$780,000 | S$6,964 psm |
| Mar 2026 | Blk 442A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Feb 2026 | Blk 442A · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$828,000 | S$7,393 psm |
| Feb 2026 | Blk 442A · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$830,000 | S$7,411 psm |
| Aug 2025 | Blk 442A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$670,000 | S$7,283 psm |
| Aug 2025 | Blk 442A · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 92 sqm | S$570,000 | S$6,196 psm |
| Jul 2025 | Blk 442A · 5 ROOM · 04 TO 06 · Improved · 93 years left | 112 sqm | S$800,000 | S$7,143 psm |
| Jun 2025 | Blk 442A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 112 sqm | S$840,000 | S$7,500 psm |
| Jun 2025 | Blk 442A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$663,888 | S$7,216 psm |
| May 2025 | Blk 442A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 92 sqm | S$630,000 | S$6,848 psm |
| May 2025 | Blk 442A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$682,000 | S$7,413 psm |
| May 2025 | Blk 442A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Feb 2025 | Blk 442A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 112 sqm | S$750,000 | S$6,696 psm |
| Nov 2024 | Blk 442A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 112 sqm | S$785,000 | S$7,009 psm |
| Oct 2024 | Blk 442A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 112 sqm | S$830,000 | S$7,411 psm |
| Jun 2024 | Blk 442A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 112 sqm | S$665,000 | S$5,938 psm |
| Jun 2024 | Blk 442A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$645,000 | S$7,011 psm |
| May 2024 | Blk 442A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 112 sqm | S$770,000 | S$6,875 psm |
| May 2024 | Blk 442A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 92 sqm | S$565,000 | S$6,141 psm |
| Mar 2024 | Blk 442A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 112 sqm | S$733,000 | S$6,545 psm |
| Feb 2024 | Blk 442A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 112 sqm | S$771,000 | S$6,884 psm |
| Feb 2024 | Blk 442A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 112 sqm | S$768,000 | S$6,857 psm |
| Feb 2024 | Blk 442A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 112 sqm | S$765,000 | S$6,830 psm |
| Jan 2024 | Blk 442A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 112 sqm | S$752,000 | S$6,714 psm |
| Jan 2024 | Blk 442A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 112 sqm | S$740,000 | S$6,607 psm |
| Nov 2023 | Blk 442A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 112 sqm | S$760,888 | S$6,794 psm |
| Nov 2023 | Blk 442A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 112 sqm | S$745,000 | S$6,652 psm |
| Nov 2023 | Blk 442A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Sept 2023 | Blk 442A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 112 sqm | S$735,000 | S$6,563 psm |
| Sept 2023 | Blk 442A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 112 sqm | S$720,000 | S$6,429 psm |
| Sept 2023 | Blk 442A · 5 ROOM · 01 TO 03 · Improved · 95 years left | 112 sqm | S$700,000 | S$6,250 psm |
| Sept 2023 | Blk 442A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Aug 2023 | Blk 442A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Jul 2023 | Blk 442A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 112 sqm | S$758,000 | S$6,768 psm |
| Jun 2023 | Blk 442A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 112 sqm | S$770,000 | S$6,875 psm |
| May 2023 | Blk 442A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 112 sqm | S$760,000 | S$6,786 psm |
| May 2023 | Blk 442A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 112 sqm | S$746,000 | S$6,661 psm |
| May 2023 | Blk 442A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Apr 2023 | Blk 442A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 112 sqm | S$790,000 | S$7,054 psm |
| Apr 2023 | Blk 442A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 112 sqm | S$760,000 | S$6,786 psm |
| Apr 2023 | Blk 442A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 112 sqm | S$743,888 | S$6,642 psm |
| Apr 2023 | Blk 442A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Apr 2023 | Blk 442A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$588,000 | S$6,391 psm |
| Mar 2023 | Blk 442A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 112 sqm | S$771,000 | S$6,884 psm |
| Feb 2023 | Blk 442A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 112 sqm | S$700,000 | S$6,250 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 442A · 4 ROOM | S$3,300 | — |
| Nov 2025 | Blk 442A · 5 ROOM | S$4,500 | — |
| Aug 2025 | Blk 442A · 5 ROOM | S$3,800 | — |
| May 2025 | Blk 442A · 5 ROOM | S$3,500 | — |
| May 2024 | Blk 442A · 4 ROOM | S$3,250 | — |
| Apr 2024 | Blk 442A · 5 ROOM | S$4,500 | — |
| Nov 2023 | Blk 442A · 5 ROOM | S$4,300 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 91 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 86 years | S$762,109 | S$841,430 | S$911,285 | S$927,222 |
| 10 years | 81 years | S$715,560 | S$872,264 | S$1,023,105 | S$1,059,204 |
| 20 years | 71 years | S$631,187 | S$937,911 | S$1,290,346 | S$1,383,009 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.